MINUTES OF THE PLANNING COMMISSION MEETING MAY 11, 2016 The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on Wednesday, May 11, 2016, at 7:00 pm. MEETING CALLED TO ORDER Chair Badame called the meeting to order at 7:00 pm. ROLL CALL Present: Absent: Chair Mary Badame, Vice Chair D. Michael Kane, Commissioner Charles Erekson, Commissioner Melanie Hanssen, Commissioner Matthew Hudes Commissioner Kendra Burch, Commissioner Tom O Donnell PLEDGE OF ALLEGIANCE Commissioner Erekson led the Pledge of Allegiance. The audience was invited to participate. WRITTEN COMMUNICATIONS Desk Item for Items 2 and 3. REQUESTED CONTINUANCES ITEM 2 Chair Badame indicated that she would recuse herself from participating in the public hearing for Item 2 due to a perceived conflict of interest with one of the four appellants. PUBLIC HEARINGS 2. 19 Highland Avenue Architecture and Site Application S-15-077 APN 529-37-033 Property Owner/Applicant: Ed Pearson Appellants: Badame, Roberts, Smullen, and Spalding Families Project Planner: Marni Moseley Consider an appeal of a decision of the Development Review Committee approving an Architecture and Site Application to construct a new single-family residence and remove large protected trees on property zoned HR-2½. Vice Chair Kane opened the public hearing. Dede Smullen - Commented that she represents the appellants. They were not consulted about the hearing date of May 25, and three of the four appellants are not available on that day. They would like to continue the hearing to June or later, but May 25 will not work. They want to speak to this application in a public hearing with all the appellants present. Commission members asked questions of Ms. Smullen. Bess Wiersema - Commented that she is Ed Pearson s architect. May 25 is an important date for them, as they have several professional consultants scheduled for that date: arborist, geotechnical expert, ecological consultant, land use attorney, and architect. A time delay would not be in the best
interest of her client, because as more time goes by it will be more difficult to begin construction as they enter the future potential rainy season. Vice Chair Kane closed the public input portion of the hearing and returned to the Commission for Commission members discussed the matter. Vice Chair Kane reopened the public input portion of the hearing. Commission members asked questions of Ms. Smullen. Cindy McCormick - Commented that she is the applicant s fiancée. She pointed out the third page of the desk item indicates that the planner had spoken with Ms. Smullen two weeks earlier regarding a hearing date and that the appellants knew about the May 25 hearing date. Commission members asked questions of Ms. McCormick. Bess Wiersema - Commented that they have gone multiple rounds on the project. The project has been properly noticed. They have six professional people that they were able to organize for the May 25 date and hope the appellant group can do the same. Commission members asked questions of Ms. Wiersema. Ed Pearson - Commented that they could make a June 8 meeting, but they could not guarantee if any of the professional consultants could be available, so he would have to take his chances on that date. Commission members asked questions of Ms. Smullen. Vice Chair Kane closed the public input portion of the hearing and returned to the Commission for Motion by Commissioner Erekson to continue the public hearing for 19 Highland Avenue to the meeting of June 8, 2016. Seconded by Commissioner Hanssen. VOTE: Motion passed 4-0. Chair Badame returned to the hearing. SUBCOMMITTEE REPORTS Historic Preservation Committee Vice Chair Kane - The 5/11/16 CDAC meeting considered four matters: - 135 Johnson Avenue - 1692 Kennedy Road - 112 Los Gatos Boulevard - 125 Wheeler Avenue VERBAL COMMUNICATIONS (AUDIENCE) None. Page 2 of 6
CONSENT CALENDAR 1. Approval of Minutes April 27, 2016 Motion by Commissioner Erekson to approve adoption of the Consent Calendar. Seconded by Commissioner Hanssen. VOTE: Motion passed 5-0. PUBLIC HEARINGS (CONTINUED) 3. 22 S. Santa Cruz Avenue Conditional Use Permit Application U-16-003 APN 510-45-014 Property Owner: Ronald M. Tate Applicant: Ballard Schools, Inc. Project Planner: Jocelyn Puga Requesting approval for a Conditional Use Permit to operate group cooking classes (Cucina Bambini) with beer and wine service and alternative use of parking on property zoned C-2. Chair Badame opened the public hearing. Jocelyn Puga, Assistant Planner, presented the staff report. Rick Ballard - Commented that Cucina Bambini has been open at their current location for eight years and offers cooking classes for all ages. Over half of their business is private parties and events. They excited about this location because of the parking, and because it is across the street from a farmers market. They have served beer and wine at their current location for three years and have had no incidents. Beer and wine is essential to their business and allows them to do corporate events, adult dinner parties, et cetera. Commission members asked questions of Mr. Ballard. John Machado - Commented that he and the property owner are very happy with Cucina Bambini. He visited the current location and received positive feedback from neighboring retailers. They like the idea that the restaurant s program caters to children and are educational classes. They feel this is a proper fit for Los Gatos as it is not a formula retail. They believe this use will be there long term and serve the community. Ron Tate - Commented that he has owned the property for 18 years. He said his building needs destination businesses such as Cucina Bambini to bring in foot traffic, because the area does not get very much. Eight retail tenants in his building have failed due to lack of traffic. He and his employees park in the Toll House parking lot where he leases parking spaces; they do not park on the site or impact its parking at all. Commission members asked questions of Mr. Tate. Page 3 of 6
Lee Quintana - Commented that there are growing trends, emerging spaces, changing spaces from retail uses to less intensive retail with just a little bit of retail, and alcohol with practically everything; the Planning Commission needs to consider these issues. Rick Ballard - Commented that his use complies with the calculations and allocations within the parking district for businesses. Four to one is what restaurants use, that is more appropriate for them, that is why he is comfortable with their parking calculations, because most people come to his venue in groups, just like going to a restaurant. Drastic changes to the parking or refusal of alcohol would change their business model and likely make it untenable for them. Commission members asked questions of Mr. Ballard. Chair Badame closed the public input portion of the hearing and returned to the Commission for Commission members discussed the matter. Motion by Commissioner Hanssen to approve Conditional Use Permit Application U-16-003 subject to the conditions of approval as noted in Exhibit 3 of the staff report dated May 11, 2016, with the added conditions that the applicant shall inform customers of alternate parking options in town; staff shall be present when there is a non-employee instructor leading a cooking class; alcohol shall not be served at events that include children; 19/1 and the 34/2 shall be eliminated from the chart in Exhibit 5. The required findings were made as noted in Exhibit 2 of the staff report dated May 11, 2016. The motion failed due to lack of a second. Motion by Commissioner Hudes to incorporate the elements from Commissioner Hanssen s motion and add the following conditions: There shall be a three-month, six-month and annual review; the numbers mentioned in the table shall be maximum numbers in the Conditional Use Permit; the maximums shall be 16 students and 2 instructors for daytime use, and 31 students and 3 instructors for the evening and weekends, and a reference to the ratio chart; language shall be added to use the term instructors and staff, or, instructors/staff, and students and customers, or, students/customers ; and Cucina Bambini staff shall be present when a guest chef is teaching a class. Vice Chair Kane requested the motion be amended to include as a condition that no alcohol service shall be permitted in the drop-in space. The maker of the motion did not accept the amendment to the motion. Commission members discussed the matter. Seconded by Vice Chair Kane. Page 4 of 6
VOTE: Motion passed 4-1 with Commissioner Erekson opposing. 4. 101, 111, and 121 Albright Way Architecture and Site Application S-16-013 APNs 424-31-068, 424-32-079 and 424-32-082 Property Owner: LG Business Park Building 3 LLC, LG Business Park Building 4 LLC, and Wealthcap Los Gatos 131 Albright. Applicant: James Abeyta, Form 4 Architecture Project Planner: Jocelyn Puga Requesting approval to construct two elevated pedestrian bridges connecting the third levels of Buildings 2 and 3, and 3 and 4 on property zoned Albright Specific Plan. Chair Badame opened the public hearing. Jocelyn Puga, Assistant Planner, presented the staff report. James Abeyta - Commented that the purpose for the walkways is to improve site circulation and connectivity between the buildings. The proposed bridges are very similar to the existing bridge, although site constraints necessitated a change in some materials and proportions. Lee Quintana - Commented that on sheet A-4.3, photo 2 she didn t understand what all of this is, because you can see all the parking spaces. Commission members asked questions of Mr. Abeyta. Chair Badame closed the public input portion of the hearing and returned to the Commission for Motion by Commissioner Erekson to recommend approval of Architecture and Site Application S-16-013 to Town Council, subject to the conditions of approval as noted in Exhibit 3 of the staff report dated May 11, 2016 and the development plans in Exhibit 7. The required findings were made as noted in Exhibit 2 of the staff report dated May 11, 2016. Seconded by Commissioner Hudes. VOTE: Motion passed 5-0. NEW OTHER BUSINESS 5. Report from Community Development Director, Joel Paulson Town Council met 5/3/16; denied the appeal for 360 Bella Vista and remanded the applications back to the Planning Commission; granted an appeal for Union Avenue and Blossom Hill Road project. 6. Commission Matters None. Page 5 of 6
ADJOURNMENT Meeting adjourned at 10:10 pm. TOWN OF LOS GATOS PLANNING COMMISSION Wednesday, May 11, 2016 /s/ Mary Badame, Chair APPROVED AS TO FORM AND ATTEST: /s/ Joel Paulson Community Development Director Page 6 of 6